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Residential sales, lettings and management is Abode’s speciality. This means that, whether you’re an investor or a landlord, we are able to focus on your needs and provide you with the top quality service you deserve. This key difference between Abode and other agencies also underpins our ability to provide impartial advice and transparent dealings with our clients.

We recognise that finding the right tenant is essential to our landlords and invest time and effort into making genuine connections in all of our dealings to ensure that we achieve the right match. This professional approach, coupled with the 24hr availability of the Abode team - and including access to the latest in digital dashboard technology - has contributed to our reputation as a reliable, trustworthy and accredited agent.

Residential Lettings:

Abode provides the following service options:

  • Tenant Introduction
  • Standard Lettings Service
  • Full Management Service

Furthermore, our provision of an online personal dashboard equips Abode clients with the following information at the touch of a button:

  • Tenancy information
  • Online statements
  • Current viewings and feedback
  • Website, portal and marketing statistics


Letting Only
Letting and
Rent Processing
Letting and
Additional Fee
Initial market appraisal
Obtaining consents to let from lending institutions, insurance companies and head landlords
Commission and provision of an EPC
Preparation of marketing materials
Marketing of property
Preparation of leases
Negotiation of lease details with tenants
Taking up references on tenants
Preparation of inventories and schedules of condition
Signing of tenancy agreement by both parties
Checking of inventories and schedules of condition with ingoing tenants
Taking and holding deposits
Arranging safety checks of gas and electrical installations
Transferring council tax and utility accounts to new tenants names
Passing rental payments to landlord on an agreed basis
Periodic checking of property during the tenancy period
Organisation and management of repairs/cleaning
Preparation of accounts
Advising landlord on tax implications of letting
Serving notices to quite
Checking tenants out against inventories and schedules of condition
Preparing schedules of dilapidations (damages)
Obtaining possession
Equivalent of 100% of first months rent
Equivalent of 75% of the first months rent, then a monthly commission of 8% plus VAT (9.6%) from rent received
Equivalent of 75% of the first months rent, then a monthly commission of 10% plus VAT (12%) from rent received


If you would like more information about any of our residential lettings services, simply contact a member of our team on (01603) 327327, or visit our valuations page and fill in your details so that we can get back to you with what you need.


Property Management

When you turn to Abode for management, both you and your tenants can rely on us to help with any concerns, 24 hours a day, 365 days a year.

This provision maintains great relations between all involved. It also leaves our landlords free of any associated stress, even from the most demanding of private tenants, and ensures that tenants always receive the expected level of professional care.

Property Maintenance

Abode can manage all of your property maintenance requirements, including refurbishment and renovation where required. We are also on call for everyday maintenance jobs and repairs.

No matter what the task, you will find that our team of skilled tradesmen offer a reasonably priced, competent and attentive service and understand the importance of this provision for both landlord and tenant. Simply call on us for qualified professionals in; roofing, carpentry, plumbing, heating, electrics, decorating and all types of flooring.

Shared Houses / Houses Of Multiple Occupancy (HMO'S):

Abode provides more shared accommodation than anyone else in Norwich and we specialise in Houses Of Multiple Occupancy in the local area.

So, if you are considering adding an HMO to your investment portfolio, you have come to the right place.

Our impressive knowledge of the locality and its associated demand, coupled with longstanding experience and expertise - both in the sales and rental sides of the market - are behind Abode’s excellent record for impressive cash flow figures and capital appreciation in this sector.

Although the profit you can make from HMO can be exceptional, actually managing a Norwich HMO property can be extremely time consuming and not without its pool of problems.

The time factor to deal with the numerous tenant and property management issues can be immensely frustrating and seem endless, especially when (whether you like it or not), you have to be at their beck and call 24hrs, 365 days a year!

So, if you don’t have enough time to manage your multi let rental properties and you’re interested in an alternative option from experienced Norwich HMO managers, then good news, help is at hand!

Tenant Fees

In order to provide clarity of the fees that are payable when applying to rent a property with Abode, we have created our tenant fee chart below which shows how our fees are calculated. These are due in addition to any rent and deposit that is detailed under the tenancy agreement.

Arrangement fee - £200
This is charged per property.
This covers the costs for drawing up the tenancy agreement, negotiating specific terms with the tenant and the check in at the start of the tenancy.

Referencing fee - £60
This will cover the costs of obtaining the references or engaging a credit reference agency. This is charged per tenant (over 18) if applicable.

Guarantor referencing fee - £60
This is per guarantor (if applicable to your tenancy).

All agency fees are non-refundable once a property application has been agreed.

When you choose to rent a property with Abode, a damage deposit usually equivalent to one month’s rent is required to be paid before the tenancy commences. This is subject to individual properties/landlord and in some cases, the damage deposit may be a different amount. If this is the case, further details of this would be provided before application.

In some instances, your application may require a guarantor and you should be aware that this may not become apparent until referencing is conducted. Guarantor fees are only applicable if a guarantor is required.

When applying for a property with Abode, once we know the number of people applying for the property and your circumstances, we can confirm the total amount of fees that are applicable to your application. Please note: all fees are inclusive of VAT.

No VAT is payable on rent or deposit payments.

Please contact us should have any questions.

5 Charing Cross

Tel: 01603 32737
Email: This email address is being protected from spambots. You need JavaScript enabled to view it.

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